1001 Alpine Ct · Athens-Clarke County unified government (balance), GA 30606

$250,000

4 bd · 2.0 ba · 1,620 sqft · MultiFamily public records · 11 Days on market

Built 1977 0.47 ac lot

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +27.8/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +6.1/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Attention Investors! Great opportunity in Oconee County with this duplex featuring 2BR/1BA on each side. Previous rental income was $1,275/month per side. Property is being sold as-is and will require renovations. Due to the condition, the property will not qualify for traditional financing. Excellent potential for renovation and future income production.

Key facts

• 0.47 acre lot
• Built 1977
• Listed 11 days

Property features AI

Finance

• Other: Lot is approximately 0.47 acres; Located in Highland Oaks subdivision; Directions reference: Hwy 441

Exterior

• Utilities: Public water; Public sewer
• Home design: Duplex residential income property; Single-story
• Construction: Brick construction
• Exterior features: Asphalt roof; Property has a view; Underground utilities

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Electric water heater; Central heating and cooling (electric)

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.0-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $759 ($9k/yr) — positive. Per door: $379/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 9.9% vs local median 3.3% in Athens-Clarke County unified government (balance) — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Oconee County (rural): math 70% / reading 68% proficiency, ranked #1 of 174 in GA (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.6%/yr); 317 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 335 units permitted in Oconee County in 2024 (0 in 5+ unit buildings).
• At $2,963/mo this rent would consume 56% of the median local household income ($63k/yr) (locally 3510% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Oconee County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $114k; list at $250k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 9.93%
• Cash-on-cash: 13.01%
• DSCR: 1.58
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.58% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.05×
• Total profit: $3,588
• Equity at exit: $37,276

10-year hold

• IRR: 9.6%
• Equity multiple: 1.69×
• Total profit: $48,513
• Equity at exit: $21,615

Cash invested: $70,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30606

• Rents YoY: 1.6%
• Active inventory: 317
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $2,963 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$167 /mo · $2,003/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $759

Break-even live

Break-even rent $2,003

Max offer price $250,000

Occupancy floor 69%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1	$2,962
Total (2 units)			$2,963

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
188 Will Hunter Rd Athens, GA	4.0	4.0	1935	$2,500	$1.29	43d	1	1.09mi
109 Hunters Run Rd Athens, GA	3.0	2.0	1492	$1,740	$1.17	43d	1	1.32mi
101 Hunters Run Rd Athens, GA	3.0	2.0	1148	$1,740	$1.52	43d	1	1.32mi
200 Downing Way Athens, GA	3.0	2.0	1152	$1,700	$1.48	13d	1	1.33mi
2375 S Lumpkin St Athens, GA	2.0–3.0	2.0–3.0	1125	$1,725	$1.53	13d	1	1.34mi
102 Welch Pl Athens, GA	3.0	2.0	1130	$2,100	$1.86	21d	1	1.35mi
102 Welch Pl Athens, GA	3.0	2.0	1130	$2,100	$1.86	43d	1	1.35mi
2415 S Lumpkin St Unit 1100-A Athens, GA	3.0	3.5	1500	$3,200	$2.13	13d	1	1.36mi
2415 S Lumpkin St Unit 1200-A Athens, GA	4.0	4.5	1775	$3,200	$1.80	21d	1	1.36mi
2415 S Lumpkin St Unit 1300-B Athens, GA	4.0	4.5	1775	$2,400	$1.35	13d	1	1.37mi
2415 S Lumpkin St Unit 1300-B Athens, GA	3.0	3.5	1500	$2,775	$1.85	43d	1	1.37mi
255 Pineview Dr Athens, GA	4.0–5.0	3.0–4.0	1862	$1,900	$1.02	43d	2	1.46mi

Listing history 6 events

1. 2026-05-20
   historical Active Under Contract

   Show marketing remark (357 chars)

   Attention Investors! Great opportunity in Oconee County with this duplex featuring 2BR/1BA on each side. Previous rental income was $1,275/month per side. Property is being sold as-is and will require renovations. Due to the condition, the property will not qualify for traditional financing. Excellent potential for renovation and future income production.

2. 2026-05-20
   status Under Contract 357-char remark

   Show marketing remark (357 chars)

   Attention Investors! Great opportunity in Oconee County with this duplex featuring 2BR/1BA on each side. Previous rental income was $1,275/month per side. Property is being sold as-is and will require renovations. Due to the condition, the property will not qualify for traditional financing. Excellent potential for renovation and future income production.

3. 2026-05-13
   listed $250,000 Active

   Show marketing remark (357 chars)

   Attention Investors! Great opportunity in Oconee County with this duplex featuring 2BR/1BA on each side. Previous rental income was $1,275/month per side. Property is being sold as-is and will require renovations. Due to the condition, the property will not qualify for traditional financing. Excellent potential for renovation and future income production.

4. 2026-05-13
   listed $250,000 New 357-char remark

   Show marketing remark (357 chars)

   Attention Investors! Great opportunity in Oconee County with this duplex featuring 2BR/1BA on each side. Previous rental income was $1,275/month per side. Property is being sold as-is and will require renovations. Due to the condition, the property will not qualify for traditional financing. Excellent potential for renovation and future income production.

5. 2009-05-07
   soldstatus $114,300
6. 1995-05-30
   soldstatus $66,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $2,003 · $167/mo
• Projected year-2 tax: $2,300 · $192/mo
• Expected delta: +$297/yr (+$25/mo · 14.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,556
• − Mortgage interest: −$14,004
• − Property taxes: −$2,003
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,844
• − Management: −$2,844
• − Depreciation: −$7,273
• Taxable income: $5,337
• Est. tax owed @ 24.0%: −$1,281
• After-tax cash flow: $7,823/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Oconee County
• NCES district ID: 1303960
• Math proficiency: 70% ▼ -4.00%
• Reading proficiency: 68% ▼ -3.00%
• Median HH income: $75,306
• Composite: 60.97/100
• National rank: #801
• State rank: #1 of 174 in GA

Livability — Athens-Clarke County unified government (balance)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Clarke County · 126,008 people
• City population: 119,110
• Metro: Athens-Clarke County, GA
• Population (ZIP): 47,865
• Household income: $63,328
• Rent vs Own: 56.2% rent · 43.8% own
• Severe rent burden: 3510.0

Population outlook (Oconee County) Hauer SSP2

• Today (2025): 42,830 people
• By 2030: 46,220 · +7.9%
• By 2040: 52,613 · +22.8%
• By 2050: 58,522 · +36.6%
• By 2075: 72,641 · +69.6%
• By 2100: 79,772 · +86.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Black 20% Hispanic / Latino 11% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 11% · Canada, China, Philippines
• Languages at home: 87% English-only · Spanish 7% Other Asian/Pacific 2% Chinese 1%

Political lean MEDSL · Oconee

• 2024 margin: Solid R (+35.9) · D 31.6% · R 67.5%
• 2008→2024 swing: +6.6pp toward D · 2008: -42.6pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+33.5 2016: R+40.1 2012: R+48.6 2008: R+42.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -454.63%
• Current HPI: 258.4817
• Rent YoY: ▲ 1.58%
• Metro: Athens-Clarke County, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+278.8% since first listed

6 events — show timeline

• 2026-05-20 Contingent — Hive MLS
• 2026-05-20 Pending — GAMLS
• 2026-05-13 Listed $250,000 GAMLS
• 2026-05-13 Listed $250,000 Hive MLS
• 2009-05-07 Sold (Public Records) $114,300 Public Records
• 1995-05-30 Sold (Public Records) $66,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $2,003 · +14.8% YoY. Source: county tax records.